ENERGY CONSERVATION PROJECT OBJECTIVES

ENERGY SOLUTIONS

Since energy is the largest cost element in
commercial office space, BPG management asked Fluidics to recommend and
implement measures that would reduce energy costs and consumption
throughout this facility, increasing its value in the process.

According to Douglas G. Hoffman, president of BPG Management Company:

Fluidics' energy studies have been a
real eye opener for us. Although we knew operational and utility costs
were high, these studies crystallized our plans and gave us clear
targets for fast returns on our investment.

The energy solutions project began, however,
not with a study, but with Fluidics energy solutions specialists doing
some little things well, such as adjusting the building energy
management system's schedules and set points, modifying maintenance
schedules on high-energy-consuming equipment, and improving the piping
system on a large make-up air unit. These measures immediately reduced
energy usage at minimal cost.

Meanwhile, Fluidics scheduled the facility for a
detailed energy audit using the company's Building Assessment
Monitoring System (BAMS), a web-based, real-time diagnostic tool. Over
10 days, during operating and non-operating hours, sensors placed
throughout the three-story structure recorded temperature, humidity, CO2
levels, lighting performance, equipment run times, and other key
factors impacting energy costs.

Fluidics then used BAMS software to compare
this data with similar facilities. After the company had integrated the
data with the building's electric bills, it benchmarked the facility on
the Energy Star rating system. On a scale of zero to 100, 750 College
Road scored 22. Fluidics also ranked the facility with its peers on an
electricity cost per square foot and energy consumption basis.

The results showed that the structure was
over-ventilated and under-controlled, and that BPG could dramatically
reduce energy consumption and costs by upgrading the building controls,
installing variable frequency drives (VFDs) on cooling tower fans and
motors, and putting in CO2 sensors. Fluidics estimated that these
modifications could save about $68,000 annually and pay for themselves
within two years.

BPG authorized Fluidics to implement the
improvements immediately. Within six months, the actual savings were on
track to exceed $100,000, rather than the estimated $68,000, a year,
further shortening the payback time. Perhaps most surprisingly, the
owner achieved these savings even though the local utility's energy
prices had gone up eight percent since the initial savings estimate.

Extending the value: Seeking
to save even more, BPG authorized Fluidics to perform BAMS analyses on
three other buildings. Two initial studies identified energy solutions,
such as lighting retrofits, controls upgrades, and VFD installations,
that would reduce costs at these facilities by more than $350,000 a year
with a maximum two-year payback.

Eventually, Fluidics will use BAMS to
retro-commission all of these buildings and rebenchmark them to
determine whether they can be Energy Star-rated at 75 or better, making
them eligible for the EPA's prestigious Energy Star designation.

COMMERCIAL BUILDING BACKGROUND

For 17 years, Fluidics has been providing BPG
with on-site facilities operations, maintenance, and mechanical systems
retrofit services for its portfolio of 54 buildings, covering 6-million
square feet of space in Pennsylvania, New Jersey, Delaware, Maryland,
Virginia, and Washington, D.C..